30 20th St SW · Barberton, OH 44203

$179,900

3 bd · 1.0 ba · 1,569 sqft · SingleFamily public records · 4 Days on market

Built 1924 6,599 sqft lot Est $165k · 9% over

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +13.7/30.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• Rent growth +4.0/5.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• ARV discount +3.4/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovingly maintained home that has been in the same family for 66 years. Enter into the cozy living room with beautiful original woodwork and faux fireplace. Gather the family in the formal dining room with built-in drawers and a window seat. The eat-in kitchen provides plenty of space for food prep and storage. Upstairs you will find a 3 piece bathroom and 3 bedrooms. Original hardwoods under all the carpet. The third floor provides heated bonus space for storage or office/playroom. The full basement is equipped with a workbench and cabinets plus a laundry area. Outside enjoy warm summer nights on the large front porch. The three car garage with attached shed is a fantastic workshop or car enthusiasts dream.

Key facts

• 6,599 sq ft lot
• 3 garage spots
• Built 1924

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $12 ($144/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (15.2% below list).
• Recommended offer: $153k (15.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#428 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities F, commute F.
• Barberton City (suburban): math 47% / reading 51% proficiency, ranked #466 of 656 in OH (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Barberton Primary School (math 56% / reading 51%, grade C, #834 of 1,584 statewide, top 53%, 762 students, 0% FRL); Barberton Middle School (math 45% / reading 50%, grade C-, #444 of 654 statewide, top 69%, 797 students, 72% FRL); Barberton High School (math 33% / reading 57%, grade D-, #468 of 781 statewide, top 60%, 1,220 students, 60% FRL) — zoned schools average 44% FRL vs 62% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.9%/yr); 226 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Summit County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $85k; list at $180k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $152,525 (15.2% below list)

Questions for the listing agent

1. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.85% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.29%
• DSCR: 1.01
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $164,745
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 20th St SW	0.00mi	3/1.5	1,577 (+0%)	1mo	$180,000	$114	96
48 20th St SW	0.03mi	4/2.0 (+1)	1,478 (-6%)	1mo	$135,000	$91	79
131 25th St NW	0.31mi	3/2.0	1,472 (-6%)	2mo	$155,000	$105	69
30 22nd St NW	0.13mi	3/2.0	1,388 (-12%)	2mo	$95,000	$68	69
39 25th St NW	0.27mi	4/1.5 (+1)	1,692 (+8%)	2mo	$189,000	$112	66
36 23rd St SW	0.18mi	4/1.5 (+1)	1,380 (-12%)	0mo	$139,000	$101	64
219 17th St NW	0.52mi	3/1.0	1,428 (-9%)	1mo	$165,000	$116	60
263 19th St NW	0.58mi	3/1.0	1,469 (-6%)	3mo	$115,000	$78	60
76 16th St NW	0.29mi	4/1.5 (+1)	1,360 (-13%)	1mo	$175,000	$129	56
680 W Paige Ave	0.74mi	3/2.0	1,565 (-0%)	8mo	$154,000	$98	54
1084 Shannon Ave	0.45mi	4/2.0 (+1)	1,725 (+10%)	2mo	$159,900	$93	52
144 19th St NW	0.35mi	4/2.5 (+1)	1,342 (-14%)	1mo	$165,000	$123	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.86% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.53×
• Total profit: $-23,878
• Equity at exit: $26,824

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-192
• Equity at exit: $15,554

Cash invested: $50,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Ohio: 73 Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day notice; Cleveland / Columbus have some habitability code enforcement; otherwise landlord-leaning.

Methodology + full state rankings →

ZIP-level market 44203

• Rents YoY: 5.9%
• Active inventory: 226
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,525 high
• Mortgage (P&I): −$943
• Tax from tax record: −$175 /mo · $2,094/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $12

Break-even live

Break-even rent $1,510

Max offer price $179,900

Occupancy floor 94%

Sensitivity live

Price	-10% $114	-5% $63	+0% $12	+5% $-39	+10% $-90
Rent	-10% $-108	-5% $-48	+0% $12	+5% $72	+10% $133
Rate	-1.0pp $103	-0.5pp $58	base $12	+0.5pp $-35	+1.0pp $-82

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1270 South Ave Barberton, OH	1.0–2.0	1.0–1.5	1012	$1,449	$1.43	15d	1	0.52mi
268 21st St NW Barberton, OH	2.0	1.0	1224	$1,399	$1.14	16d	1	0.56mi
200 8th St NW Barberton, OH	3.0	2.0	1144	$1,550	$1.35	16d	1	0.76mi
3954 Mount Vernon Blvd Norton, OH	2.0	2.0	1200	$1,676	$1.40	15d	1	1.20mi
1465 Wilsonway Dr Barberton, OH	3.0	2.5	1848	$1,675	$0.91	25d	1	1.24mi
3943 Long Dr Norton, OH	2.0	1.0–2.0	1200	$1,508	$1.26	15d	5	1.25mi
3343 Columbia Woods Dr Norton, OH	1.0–2.0	1.0–2.0	900	$1,525	$1.69	4d	9	1.40mi

Listing history 7 events

1. 2026-04-26
   status Pending
2. 2026-04-17
   listed $179,900 Active
3. 2021-03-19
   status Pending 718-char remark

   Show marketing remark (718 chars)

   Lovingly maintained home that has been in the same family for 66 years. Enter into the cozy living room with beautiful original woodwork and faux fireplace. Gather the family in the formal dining room with built-in drawers and a window seat. The eat-in kitchen provides plenty of space for food prep and storage. Upstairs you will find a 3 piece bathroom and 3 bedrooms. Original hardwoods under all the carpet. The third floor provides heated bonus space for storage or office/playroom. The full basement is equipped with a workbench and cabinets plus a laundry area. Outside enjoy warm summer nights on the large front porch. The three car garage with attached shed is a fantastic workshop or car enthusiasts dream.

4. 2021-03-19
   soldstatus $85,000

   Show marketing remark (718 chars)

   Lovingly maintained home that has been in the same family for 66 years. Enter into the cozy living room with beautiful original woodwork and faux fireplace. Gather the family in the formal dining room with built-in drawers and a window seat. The eat-in kitchen provides plenty of space for food prep and storage. Upstairs you will find a 3 piece bathroom and 3 bedrooms. Original hardwoods under all the carpet. The third floor provides heated bonus space for storage or office/playroom. The full basement is equipped with a workbench and cabinets plus a laundry area. Outside enjoy warm summer nights on the large front porch. The three car garage with attached shed is a fantastic workshop or car enthusiasts dream.

5. 2021-03-18
   soldstatus $85,000 Closed 718-char remark

   Show marketing remark (718 chars)

   Lovingly maintained home that has been in the same family for 66 years. Enter into the cozy living room with beautiful original woodwork and faux fireplace. Gather the family in the formal dining room with built-in drawers and a window seat. The eat-in kitchen provides plenty of space for food prep and storage. Upstairs you will find a 3 piece bathroom and 3 bedrooms. Original hardwoods under all the carpet. The third floor provides heated bonus space for storage or office/playroom. The full basement is equipped with a workbench and cabinets plus a laundry area. Outside enjoy warm summer nights on the large front porch. The three car garage with attached shed is a fantastic workshop or car enthusiasts dream.

6. 2021-02-07
   historical Contingent 718-char remark

   Show marketing remark (718 chars)

   Lovingly maintained home that has been in the same family for 66 years. Enter into the cozy living room with beautiful original woodwork and faux fireplace. Gather the family in the formal dining room with built-in drawers and a window seat. The eat-in kitchen provides plenty of space for food prep and storage. Upstairs you will find a 3 piece bathroom and 3 bedrooms. Original hardwoods under all the carpet. The third floor provides heated bonus space for storage or office/playroom. The full basement is equipped with a workbench and cabinets plus a laundry area. Outside enjoy warm summer nights on the large front porch. The three car garage with attached shed is a fantastic workshop or car enthusiasts dream.

7. 2021-01-21
   listed $85,000 Active 718-char remark

   Show marketing remark (718 chars)

   Lovingly maintained home that has been in the same family for 66 years. Enter into the cozy living room with beautiful original woodwork and faux fireplace. Gather the family in the formal dining room with built-in drawers and a window seat. The eat-in kitchen provides plenty of space for food prep and storage. Upstairs you will find a 3 piece bathroom and 3 bedrooms. Original hardwoods under all the carpet. The third floor provides heated bonus space for storage or office/playroom. The full basement is equipped with a workbench and cabinets plus a laundry area. Outside enjoy warm summer nights on the large front porch. The three car garage with attached shed is a fantastic workshop or car enthusiasts dream.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $2,094 · $175/mo
• Projected year-2 tax: $2,450 · $204/mo
• Expected delta: +$356/yr (+$30/mo · 17.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,303
• − Mortgage interest: −$10,077
• − Property taxes: −$2,094
• − Insurance: −$900
• − Repairs & maintenance: −$1,464
• − Management: −$1,464
• − Depreciation: −$5,233
• Taxable loss: −$2,930
• Est. tax savings @ 24.0%: +$703
• After-tax cash flow: $848/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Barberton City
• NCES district ID: 3904353
• Math proficiency: 47% ▼ -9.00%
• Reading proficiency: 51% ▼ -9.00%
• Median HH income: $37,660
• Composite: 40.77/100
• National rank: #3646
• State rank: #466 of 656 in OH

Livability — Barberton

• Score: 71/100
• State rank: #428
• US rank: #7016

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment F Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barberton, OH
• County: Summit County · 440,783 people
• City population: 38,701
• Metro: Akron, OH
• Population (ZIP): 38,701
• Household income: $63,759
• Rent vs Own: 28.3% rent · 71.7% own
• Severe rent burden: 805.0

Population outlook (Summit County) Hauer SSP2

• Today (2025): 546,583 people
• By 2030: 544,028 · -0.5%
• By 2040: 531,363 · -2.8%
• By 2050: 514,923 · -5.8%
• By 2075: 481,765 · -11.9%
• By 2100: 432,265 · -20.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Romanian 3% Slovak 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Russian/Polish/Slavic 1% Spanish 1%

Political lean MEDSL · Summit

• 2024 margin: Lean D (+7.0) · D 53.0% · R 46.0%
• 2008→2024 swing: -9.6pp toward R · 2008: 16.6pp · 2024: 7.0pp
• All cycles: 2024: D+7.0 2020: D+9.6 2016: D+8.2 2012: D+14.8 2008: D+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -224.82%
• Current HPI: 199.8143
• Rent YoY: ▲ 5.86%
• Metro: Akron, OH
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

Industry mix (Fortune 500 HQ in OH)

Industry	F500 HQs	Revenue
▸Insurance	3	$145B
▸Industrial Machinery	3	$49B
▸Financial Services	3	$24B
▸Consumer Goods	2	$93B
▸Aerospace / Defense	2	$47B
▸Utilities	2	$33B

Price history

+111.6% since first listed

7 events — show timeline

• 2026-04-26 Pending — MLSNOW
• 2026-04-17 Listed $179,900 MLSNOW
• 2021-03-19 Pending — MLSNOW
• 2021-03-19 Sold (Public Records) $85,000 Public Records
• 2021-03-18 Sold (MLS) $85,000 MLSNOW
• 2021-02-07 Contingent — MLSNOW
• 2021-01-21 Listed $85,000 MLSNOW

Property tax history

+6.4%/yr

Latest (2025): $2,094 · -8.7% YoY. Source: county tax records.